Home Langley, BC Aldergrove Langley Willow Creek 190 27456 32 Avenue

190 27456 32 Ave, Langley BC - Townhouse for Sale - MLS# R2840007

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Listing updated: Jul 1, 2025 at 11:09am

EstateBlock checked: Sep 23, 2026 at 04:10am

Cedar Park

3 Beds

2 Baths

1157 sqft

562 $ /sqft

282.57 $ Maint. fee

1983 built

Closed

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This property sold for

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Listing updated: Jul 1, 2025 at 11:09am

EstateBlock checked: Sep 23, 2026 at 04:10am

Photo

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Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Public Schools

Secondary
Aldergrove Community Secondary School: 1.35 km
Middle
Betty Gilbert Middle School: 1.47 km
Elementary
Parkside Centennial Elementary School: Average 0.85 km 5.4/10

Information includes BC Government Open License data; school details change often and are offered solely as general guidance.

Private Schools

Elementary, Secondary
Fraser Valley Adventist Academy: 4.31 km
Elementary, Secondary
Fraser Valley Adventist Academy: 4.31 km

Closest Transit

Bus Stop
32 Ave 27410 block (EB): 0.11 km
Skytrain
West Coast Express @ Mission City Station: 14.32 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Above Average

Demographics

Post-Secondary Education: Below Average 6.4%
No Certificate/Degree: Above Average 22.3%
Owner Occupied: Above Average 78%
Employment Rate: Above Average 70.3%

Noise/ Power Lines

Road/Hwy Noise: Unlikely
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

68 / 100

Overall sell-speed score

Likely within weeks

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Price competition grade

No comparable data

Seller's

Market conditions

Seller's market — high demand area

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 14.32 km from station

Road / Highway noise

Unlikely

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How ALDERGROVE LANGLEY compares

This property

107 DOM

Listed

Aldergrove Langley avg

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Langley avg

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190 27456 32 Avenue has a sell-speed score of 68/100, placing it in the "Expected to sell within weeks" band. The listing is has limited comparable pricing data available. The local market is currently a Seller's Market with a sales-to-active ratio of 23.3% — buyers are active. With only 266 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is likely to sell within a few weeks.

Climate Risk for V4W 3P3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V4W 3P3, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 4.1 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Langley Central, Langley (~8.5 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

Langley - District currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~9 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30.1 °C baseline, ~32.7 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.

Precipitation Increasing

Annual precipitation ~1517 mm (1981–2010 baseline), projected ~1577 mm by the 2050s. Extreme 1-day rainfall: ~52.1 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Nearby Restaurants, Cafes & Shops

Transit (13 nearby)

Bus stop 32 ave 27410 block (eb) · 112 m · Transit
Bus stop 32 ave at 275a st (eb) · 245 m · Transit
Bus stop station at 31a ave (sb) · 300 m · Transit

Restaurants (9 nearby)

Benkey sushi · 299 m · Restaurant
Dragon house restaurant · 335 m · Restaurant
Subway · 341 m · Fast Food

Shopping (8 nearby)

Chic nails · 292 m · Beauty Shop
Empire fade barber shop · 323 m · Hairdresser
Freshco pharmacy · 397 m · Chemist

Healthcare (2 nearby)

Freshco pharmacy · 397 m · Healthcare
I.d.a. · 707 m · Healthcare

Groceries (1 nearby)

Freshco · 389 m · Supermarket

Cafes (1 nearby)

Aldergrove cafe · 288 m · Cafe

Schools NearBy

5 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Shortreed Community School	Public	Grades Served K-5	Catchment Info —	7.4 / 10	Distance 763 m
Parkside Centennial Elementary	Public	Grades Served —	Catchment Info —	3.6 / 10	Distance 1.11 KM
Aldergrove Community Secondary	Public	Grades Served —	Catchment Info —	5.1 / 10	Distance 1.38 KM
Betty Gilbert Middle	Public	Grades Served —	Catchment Info —	4.0 / 10	Distance 1.46 KM
Aberdeen Elementary	Public	Grades Served —	Catchment Info —	1.3 / 10	Distance 2.70 KM

Mortgage Calculator for 190 27456 32 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $248

Maintenance fee 282.57

Based on a 30-year fixed at 4% interest with 20% down ($129,980), the estimated monthly payment for this listing is $3,013/month — $2,482 principal & interest, $248 property tax, $283 maintenance fee.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Listing data last synced: Jul 1, 2025

Investment Cashflow Calculator

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Break Even Down Payment 0%

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Cash on Cash

At an estimated rental income of $2,352/month, this property runs a $713/month shortfall after mortgage and carrying costs. Break-even requires approximately 43% down.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 190 27456 32 Avenue, Langley

Buy Vs Rent Calculator

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Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.